Reno Journey - Yishun 4rm

[soulforger 2]

Good Day Everyone! After lurking around for some time, finally decided to contribute our reno journey on renotalk.

The renovation has started since 21 Oct and We are currently half way through our journey. We get to know this community since we've execute our OTP for the 4 rooms resale hdb at Yishun on July. While looking for ID/contractors we come across renotalk and found many information through t-blogs, these information provided by t-bloggers have help us come out solid idea on what we want and decided to look for contractor. Thank you fellow t-bloggers for sharing your reno experiences!  

The journey started with a plan and quite limited budget (below 30k exclude appliances and furnitures):

With constraint of limited budget, we have list down our must do/optional before we engage/discuss with contractors:

Must do
Rewiring
Marble Floor polishing
L-Box/False ceiling on Living room/master bedroom (to hide those messy cables wires and boxes)
Redo kitchen cabinet/hollow block sink for L shape kitchen to fit in bigger fridge, better access to washing machine and rubbish chute
Install Window Grills
Install OpenNet/broadband
Curtain tracks and curtains (Order from famous Vincent well known at Renotalk, message him on 06 Oct and he set appointment to meet us on 09 Oct, quite responsive and go extra mile to meet us at our house on weekend)
New door locks for all bedrooms
Flush bedroom 3 and store room top with gypsum board (aesthetic and quicker cooling?)
More power/lighting points
Fix kitchen wall and overlay kitchen floor tiles (have to skip one wall as the cost is over our budget, sob)
Repaint whole house
Acid wash

Optional
System 3/4 aircon (Opt for system 4)
Install water filter (still considering either Amway Espring or Hydroflux)
Hack main door area to create bigger main door access (HDB rejected)
Toilet Tiling (HIP will starting soon so skip this)
New main door and gate (HDB reject hacking main door and HIP will starting soon so skip this)
Digital Lock (Not approve by Finance minister)
Eubiq Power Track (Not approve by Finance minister)
Double glazed soundproof windows (realize over our budget after discuss with contractors)
Built in wardrobe/shoe cabinet (KIV)
Feature wall/craftstone wall/wallpaper (decide to keep thing as simple as possible)
City Gas installation (call City Gas and found not available for our premise)
Kitchen island table (KIV)

Edited November 15, 2016 by soulforger

[soulforger 2]

Contractor Search

Luckily the previous owner is kind enough to pass the key and sign the indemnity form to allow us start early renovation after 1st appointment. Yet it also means shorter time for us to source for contractors, we have thus ask around and got 4 recommendations from friends/colleagues, we have met all 4 contractors on site to discuss and get 4 quotations with pretty close pricing. We have to reject one because the quotation missing few key items and feel the contractor is not paying attention. We then choose among the three:

Ray (Happy Lodge) - Selected
Introduce by our friend, Ray is a friendly uncle who is down to earth and give practical advice, he has recommend vendors for aircon, curtain, wallpaper, lighting and kitchen hardware but not pushy in buying anything. We are happy with his very detail breakdown on his quotation and appreciate that he puts our cost in concern and suggest us to get lightings/fans from Tampoi.

Best Form
Introduce by my wife's friend and saw her house done nicely, where she said the renovation was done within budget and timeline. Andy is smart and friendly guy and seems very experience, we are amaze on how he is able to quickly get what you want and explain how he going to implement it with some detail. For his quotation, price is reasonable and he commits shortest project timeline. 

Vigorous Design
Quick in response query and fastest in preparing detail enough quotation but slightly higher than our budget.

We have checked all three contractor's work from the facebook and were torn between Happy Lodge or Best Form and finally decided to choose Ray as we feel he pay attention to detail, put our concern in consideration and most importantly his quotation is detail enough where we feel less likely to have any surprise item which may burst our budget, lol...

Edited November 16, 2016 by soulforger

[soulforger 2]

Reserved for Links

[soulforger 2]

OpenNet & Singtel Broadband Installation - 07 Oct to 10 Oct 2016

You may be surprised to find that there's still a house without broadband installed, after signed the contract and discuss with Ray on site on implementation, he has recommended us to get the OpenNet and Citigas install first before their project commence.

We then quickly call the Citigas and they've checked by postal code and told us that gas supply is not available at our premise. Then one week before first appointment we've sign up Singtel broadband (and later told by friend that M1 1Gbps broadband is cheaper, ouch...)

The installation for Netlink and router is only available on week day thus we have to take leave to attend the installations.

We have scheduled 07 Oct 3:15pm for Netlink installation, so we quickly rush back from HDB hub after the first appointment. To our surprise the worker called us and asked for postpone to 5pm and even offer us to come by Saturday, being in good mood and we have scheduled to select tile at Soon Bee Huat by next day, we've politely reject his offer to come next day and tell him it's okay to come by 5pm. Then 10 minutes before 5pm they called to tell us possible delay and we patiently wait... wait... wait and we have to call them at 6pm and they said they are on the way and finally saw them around 6:30pm.

There is only one guy responsible to lay the wires and later 2 more join him to seal the cable and clear the debris, luckily they are doing quite fast and manage to get everything done before 8pm. Though not too happy with them being late, I must say their workmanship is not bad and even help to clear all the debris before they left.

At 08 Oct we went to Soon Bee Huat to select tiles which is super exhaustive activity we will cover at later post.

We proceed to meet Vincent on 09 Oct to view sample and place order for curtain tracks and curtains which we asked him to deliver by end Nov after renovation is done. At the same day we met the painter to discuss which paint to use.

Luckily the Singtel installation came on time at 10 Oct morning and setup was done promptly.

Edited November 16, 2016 by soulforger

[soulforger 2]

Layout Planning & Furniture

In order to have idea on whether we buy the furniture in correct size and how to put them effectively, we have draw the 2d/3d plan by our own using following tools:

Ikea Kitchen Planner, Planner 5D, SketchUp

After messing with the apps, we found Planner 5D easiest to work with although the furniture selection are quite limited for free user (later on the furniture model become free to use by viewing ad to unlock each piece).

We first draw the 2D map and place the furniture with default size:

After we've purchased the furniture, we enter the correct measurement for each furniture to see if it will cause obstruction, we've managed to identify potential issue and cancel order for display shelve and coffee table.

Way before 1st appointment, we went to JB (Setia Tropika, Bukit Indah & Perling) over the weekend to look for furniture. Our first stop is ANZ Setia Tropika, there are wide variety of furniture selection and they got bedroom set to offer although we are rather skeptical whether the cabinet can really fit in, after confirmed with the sales that we can still change the order before November, we have go ahead with purchase.

We bought Bedroom sets, bar table, sofa and shoe cabinet from them, the delivery fee is 7% GST and RM200 regardless of how many items which we feel is quite a good deal.

We then proceed to Hing Fuat Perling and feel that some of their furniture are more solid than ANZ, howerver, their delivery feel is 11% of total amount thus we cancel our thought of cancel few orders at ANZ and purchase those at HF. We bought bar chairs, TV console and dining table & chairs set from them.

Lastly after we had our lunch at Bukit Indah, we saw mylanohaus furniture (near Giant), the furniture look tastefully design but the items are much pricey so we just go one round and not buying anything there and can't bother to ask what's their delivery charge.

Lesson Learned:

1. It's important to enter the measurement of furniture to help visualize the space it took, by looking at default size furniture at Planner 5D, we thought it's possible to get a display shelve, after enter the dimension, we realize the living room will become too packed and cancel the order.

2. The HDB ceiling is uneven, the difference from one side to the other can be up to 1 to 5cm. After receive the key and measure the MBR beam, we realize the cabinet we bought can not fit in and have to call ANZ to change to smaller cabinet.

Edited November 16, 2016 by soulforger

[soulforger 2]

Quotation

We've confirmed and paid deposit to Ray by 09 Oct and he proceed to apply renovation permit from HDB on 11 Oct. We got applied to hack the main door thus has expected there's some delay from HDB. (The hacking main door was rejected by HDB anyway.)

Here is the Before picture for our unit:

and here is the long and detail list on how contractor going to overhaul the unit, lol:

Hacking/Dismantling Works
supply BCA approved workers to -    
kitchen -    
1.1    hack existing bottom + top cabinet (22ft L)
1.2    hack existing hollow block sink/stove block + base
1.3    hack/dismantle existing PVC sliding door & track
1.4    chip off existing left wall hollow portion tiles(additional)    
    
Masonry/Wet Works
kitchen -    
2.1    supply & construct extension to existing fridge base w/tiles top & skirting(900x900mm)
2.2    supply & construct 2"ht cabinet base to form L shape w/tiles skirting
2.3     supply & construct hollow block sink w/tiles exterior & raise back splash
2.4    supply & overlay existing flooring w/non slip 300x600mm homogeneous tiles (up to $3/sf tiles)
2.5    supply & lay water proofing membrane screed
2.6    supply & lay homogeneous wall tiles between top & bottom kitchen cabinet (up to $3/sf tiles)-40sf
2.7    additional cost for decorative tiles (6pcs) 
2.8    supply & overlay wall tiles below & above window including rubbish chute side wall tiles(120sf)
living -    
2.9    supply & lay homogeneous floor tiles at front entrance steps(up to $3/sf tiles)
kitchen - optional    
2.10    supply & overlay lower portion left wall tiles, lay upp portion wall tiles & overlay fridge side wall tiles (280sf) excludes hehind cabinet portion
    
Carpentry Works
kitchen -    
3.1    design & fabricate bottom cabinet in ABS trim doors(11ft L) - DWF3125AT
3.2    design & fabricate top cabinet in ABS trim doors(11ft L) - DWF3223M
3.3    supply & install frosted glass dish rack window w/aluminium frame
3.4    supply & install BLUM Germany hydraulic lever at dish rack
3.5    supply & install DTC slow close track runners at drawers 
    
Stone Works
kitchen -    
4.1    supply & install Quartz surface at bottom cabinet in selected series(14ft L x 2 ft D) w/L shape extended 6"ht back splash (starry night series)
    
Ceiling/Wall Works 
living -    
5.1    supply & install 4"drop down false ceiling (91sf)
5.2    supply & install 12" L boxes (64ft L) 
5.3    supply & install aircon pelmet
rooms -    
5.4    supply & flush front & store room top w/gypsum board
master room -    
5.5    supply & install 12"L boxes (22ft L) in L shape format
5.6    supply & install aircon box wood panel(5 x 3.5ft)   

Door Works
store room -    
6.1    supply & install classic door in paint work finishes w/lockset 
bedrooms-    
6.2    supply & install new lockset
living -    
6.3    supply & install wooden door frame for main door after hack
kitchen -    
6.4    supply & install wooden swing door below hollow block sink
6.5    supply & install PVC sliding door w/aluminium frame (3x 7ft)
    
Windows/Grilles Works
general -    
7.1    supply & install non powder coated aluminium window grilles in selected series at whole house(152)  model AA361
    
Painting Works
general -    
8.1    supply & apply oil base sealer at false ceiling & L boxes
8.2    supply & apply oil base sealer at whole house
8.3    supply & emulsion paint whole house w/ICI wash & wear (5 colors including ceiling in matex white as 1 color)
main door -    
8.5    supply & enamel paint doors & frame ( 3 rooms + store)
    
Polishing Works
living/rooms -    
9.1    supply & polish existing marble flooring **** & 3 bedrooms -800sf
9.2    supply & buffer existing skirting
    
Electrical Works
general -    
10.1    supply & lay light points for down light at false ceiling & L boxes
10.2    install down light &  common ceiling
10.3    supply & install new 16/18 way sisir approved DB box 
10.4    supply & install 3 pin single socket 
10.5    supply & install 3 pin twin socket
10.6    supply & install 15amp point
10.7    supply & install 20amppoint  
10.8    supply & install SCV point
10.9    supply & install 6mm earth cable
10.10    supply & install 10mm main cable 
p/s - all wiring, cables, sockets utilised are Sisir approved (Singapore cable & Legrand)     

Plumbing Works
kitchen -    
11.1    install sink & tap
11.2    supply & install outflow pipe at sink 
11.3    supply & install extension of water piping to washer point
11.4    install 2 way tap at washer
11.5    extend piping point to sink
11.6    supply & install kitchen window top stainless steel piping w/mini valve stopper
toilet -    
11.7    install instant heater at 2 toilets
11.8    install bidet spray w/mini valve stopper
11.9    supply & install common toilet water piping
    
Misc Works
12.1    application for HDB reno permit
12.2    supply & lay corrugated paper to protect flooring & main door during work process
12.3    acid wash flooring & kitchen wall upon completion
12.4    uploading of materials-kitchen floor tiles, entrance door step tiles, screed + left wall tiles 
12.5    clearance & disposal of debris to govt approved dumping ground

Edited November 16, 2016 by soulforger

[soulforger 2]

Tile Selection @ Soon Bee Huat - 08 Oct 2016 (Very Exhausting activity)

After confirmed with Ray the prefer tile size (300x600mm n up to $3/sf) and the shop address (3a Toh Guan road east behind imm), learning from others experience at Renotalks that we may end up got confuse from having too many choices, we have gone through a round of discussion on colors choice on which area and budget to limit our options.

We reached there around 2pm and spent 2 and half hours there, not knowing there's a show room at the 2nd floor we have spent most time on the 1st floor looking at tiles and imagine how it will look like when apply at our unit. Probably would be easier if we have visit the show room first to see the effect and decide which tiles to choose.

My wife loves this decoration tile very much so although rather pricey ($10.70 PPC after GST) yet decided to get this cause "happy wife happy life!"

Also very tempted to get CraftStone for Living room feature wall but too bad way out of our budget, drool...

Saw a good printout for types of tile layout, may consider to use it as reference if gonna renovate toilets next time...

After 2 and half hours, with sore soles of feet and blur mind, we have decided all our tile selection and asked the friendly staff for sample. Must say it's important to begin with the end in mind (very firm on your tile dimension and color and you can filter and go through the way too many selection much quicker)!

Edited November 21, 2016 by soulforger

[soulforger 2]

The renovation is actually close to 90% done so have to hurry up with the historical post, lol...

[soulforger 2]

Choices and more choices - 09 Oct to 14 Oct

Ray submit renovation permit application to HDB on 11 Oct, so prior to approval (before 21 Oct) we are busy to decide the door/gate, paint color, confirm the tile selection and kitchen laminate as well as few Taobao purchase.

Sink/ Curtain/ Paint - 09 Oct

We went to Hoe Kee Tanjong Katong at the morning with the aim of buying Naya 8, then we found Pleon 9 which got deeper depth than Naya 8 (22cm vs 20cm) so proceed to buy the Pleon 9 with Spirit S mixer and some bathroom accessories.

 

Intend to buy the Rubine rainshower as the water pressure is quite good at lower floor, but finance minister not agreed so cannot proceed...

Curtain

We met Vincent at afternoon and he is punctual and very professional on showing us how effective different fabric blocking the sunlight, he then measure those area we plan to put curtain and advise us anything to take note, as we make the decision quite fast, we forgot to took photos of our selection, anyway he has scheduled to install the curtains at our units on 24 Nov and we will show the end result soon.

Paint Color

We use ICI Delux Wash & Wear series, although quite clear on what color we want but get overloaded with difference shade of white and grey, so we download the Dulux visualier to help us visualize how the color may come out.

Here is the finalist of the colors (and pure white for ceiling and other wall **** room):

Tiles/Laminate/Quartz top

We have confirmed with Ray for using Quartz (black starry night series) and he has come out with quick drawing to discuss tiles & laminate for hollow block sink and kitchen wall.

We first give him the codes for tiles and laminates:

Tiles

Laminate

We then come out with a overlay kitchen photo and the discussion went smoothly and Ray execute the idea exactly as we expected

Doors

We got 3 choices of getting new main door/gate, get through HIP, our contractor Ray or buy from other door supplier (we found mydigitallock having digital locks + door + gate offer which is quite attractive).

We've decided to get from Ray due to budget and he has offered us galvanize wrought iron gate which is suppose to be more durable than the mild steel door offered by the other 2 sources.

Power/Lighting points

We are using the floor plan to discuss with electricians on where to put the power/lighting points and how each switch works.

Edited November 21, 2016 by soulforger

[soulforger 2]

Taobao/Qoo10/Tampoi Purchase First Round

For first round of purchase, have to admit I've made a huge mistake for buying too early. Didn't aware there's double 11 biggest shopping day with huge discount, I've bought quite many items with Taobao Direct (淘宝直送) on Oct, although direct purchase is quite convenient but the platform is not stable yet, so if the seller put items in more than one package, the package may not register in Taobao logistic and end up deem as package belong to no one. I have to check with few sellers to confirm package number and update Taobao logistic, even so I still have one package not deliver and still at China which I plan to ship with other items later.

Another issue is that there's weight/length limit, Taobao logistic will reject the goods if they think it's over their size/weight limit. The only choice you have is either return good or pay additional charges for delivery which I found not cheaper than other shipper. So at later purchase I have opted to use OOPS (which eliminate the missing package issue entirely) and my friend have recommend the EZBuy which he claimed is much cheaper though I have no experience using it yet.

Forgot to mention the Tiffany pendant lamps which also bought from Taobao, have asked my friend to bought for me as Taobao Direct won't ship this to Singapore.

Quite satisfy with what we purchased, haha...

复古壁挂工业风置物架
LED灯挂饰
红酒架
招财猫
照片墙
红酒杯架
装饰画
挂钟
电动晾衣架
顶天立地晒衣架
蒂凡尼田园贝壳led三头吊灯

 

Qoo10 Purchase

Qoo10 has introduced the Mamemon on Sept and gave 100 cart voucher (with min $600 spending). As the voucher will expire soon so just use it to buy the fans and washing machine.

 

Tampoi Lighting Center Purchase

Bought few KDK fans and all my other lightings here. The fan's price is so much cheaper here and made me kinda regret buying one 48 inch at Qoo10, haha... 

 

Tested all the lighting at the shop:

 

The catch here is all goods brought into Singapore are subject to 7% GST, the GST relief for traveller spent less than 48 hours away from SG is $150 and for more than 48 hours is $600, so would be suggested to watch the amount and may be better to buy/bring in by batches.

https://www.customs.gov.sg/individuals/going-through-customs/arrival/duty-free-concession-and-gst-relief

 

Edited November 25, 2016 by soulforger

[soulforger 2]

Renovation Started! Rewiring first - 21 Oct 2016 Day 1

After confirmed application to hack the wall at main door area was rejected and we've agreed for not pursuing it again, Ray has proceed to  start the renovation on 21 Oct Friday.

The rewiring was completed in 2 days and we use CCM DB box and Legrand switches/twin socket (only slightly more expensive than single switched socket so is recommended to get twin socket).

Edited November 24, 2016 by soulforger

[bryanlim 0]

Permit to hack door rejected as in they reject your request to change the door? Or, you are applying to make a bigger door?

[movingproz 0]

great going keep secure next time your home

[soulforger 2]

22 hours ago, bryanlim said:

Permit to hack door rejected as in they reject your request to change the door? Or, you are applying to make a bigger door?

Permit to hack wall at main entrance for bigger door was rejected, haha...

[soulforger 2]

Renovation Progress - 25 Oct 2016 to 31 Oct 2016, Day 5 to Day 10

There's slight delay from 22 Oct to 25 Oct as we get the aircon from our own vendor and have to coordinate the installation by ourselves. The vendor has discussed with us the best trunking route on 23 Oct and we are impressed with his suggestion on how to keep the aircon trunking neat and less exposed. The trunking installation was done on 25 Oct and we are really happy with the result.

Ray has continued the renovation on 26 Oct, the existing kitchen hollow block sink and cabinet were dismantled and disposed. He also proceed to seal off the two ventilation with gypsum board and box up trunking.

On 31 Oct, they hack and even the 2 side of kitchen wall and start overlay the kitchen tiles.

Edited November 25, 2016 by soulforger